Canyon Heights Homes for Sale

Canyon Heights sits at one of North Vancouver's most dramatic natural settings — bordering the Capilano River Canyon and offering immediate access to some of the best trails in the Lower Mainland. The neighbourhood is home to executive residences and families who prioritize nature, privacy, and top-tier schools

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Where Canyon Heights sits

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Common questions

Where is the nearest real condo stock?

Edgemont Village, immediately east on the same Highland Boulevard corridor: Crescentview at Edgemont (3121 Connaught Crescent, a 3-storey wood-frame low-rise completed 2023 with 22 condominiums) and Edgemont Villa (3151 Connaught Crescent, built 2003) are the boutique stock, with the District's larger centres at Lynn Valley and Lions Gate Village beyond.

Is the "EIGHT" project on Highland Boulevard a Canyon Heights condo?

No. The listing for 3206 Highland Boulevard describes eight duplex-style 3-bedroom homes "in the heart of Edgemont Village" — Edgemont product in duplex form, not a Canyon Heights apartment condo.

Can I buy a suite or coach house separately in Canyon Heights?

No. Since June 2024 a principal dwelling, a secondary suite and a coach house (three units total) are permitted on single-family lots within the Urban Containment Boundary, but they sit on one lot's title — there is no separate strata lot to buy.

How much density could a Canyon Heights lot take under SSMUH?

The District's GEOweb SSMUH classification shows non-exempt lots potentially allowing up to 3 units at 280 m² or less, up to 4 units above 280 m², and up to 6 units above 280 m² within 400 m of a frequent-transit bus stop; provincial rules set the same 3 / 4 / 6 ladder by lot size and bus-stop distance. It is a per-lot classification, not a street-wide entitlement.

Which schools serve a Canyon Heights address?

Highlands Elementary (3150 Colwood Drive) and Cleveland Elementary (1255 Eldon Road) sit beside the area — catchments are address-based, so confirm each address with SD44. SD44 has no middle tier.

Is the "EIGHT" project on Highland Boulevard a Canyon Heights townhouse complex?

No. The listing for 3206 Highland Boulevard describes eight duplex-style 3-bedroom homes "in the heart of Edgemont Village" — Edgemont product in duplex form, not a Canyon Heights townhouse complex.

Which public elementary school is inside Canyon Heights?

Canyon Heights Elementary, 4501 Highland Boulevard, a K–7 school in the Handsworth family of schools, described by SD44 as located at the foot of Grouse Mountain; the catchment for a specific Highland Boulevard address should be confirmed with SD44.

What buses serve Canyon Heights?

Route 246 runs via Highland, Edgemont and Capilano between downtown Vancouver and Highland/Montroyal, and route 232 runs via Highland and Edgemont between Grouse Mountain and Phibbs Exchange.

Can a detached lot hold a suite or a coach house?

Yes. Under District Zoning Bylaw 3210, Section 525, an R2 principal building may include a secondary suite and a coach house is a separate accessory dwelling unit; since June 2024, three units total are permitted on single-family lots within the Urban Containment Boundary, and provincial SSMUH rules also apply by lot size and bus-stop distance.

What Buyers & Sellers Say

Excerpts from Google reviews for Jared Gibbons, REALTOR® at Royal LePage Little Oak Realty (Suite 201 - 15272 Croydon Dr, Surrey). Quoted word for word; initials only.

  • 5 out of 5 stars

    “Jared was recommended to us by our trusted advisor so right off the bat we had high expectations. He surpassed those expectations and worked hard to find us exactly what we were looking for. He proved he always has our best interests in mind…”

    D.M. Google review

  • 5 out of 5 stars

    “The Best Realtor Experience I have Ever Had! Working with Jared was a dream. From the very first meeting to the final closing, he went above and beyond every step of the way…”

    C.S. Google review

  • 5 out of 5 stars

    “Jared always exceeds my expectations. He’s honest and straightforward. He’s an excellent negotiator and gives you great advice when looking into buying and selling.”

    J.B. Google review

More real estate nearby

Condo buildings in Canyon Heights

Streets, schools and transit near Canyon Heights condos

  • Canyon Heights is an Upper Capilano neighbourhood in the District of North Vancouver, on the Highland Boulevard corridor, west of Edgemont Village and east of the Capilano River. Nearby areas: Edgemont Village (east), Capilano Highlands (north), Forest Hills (north-east), Grouse Woods (north-west) and Queensdale (south-east).
  • Main streets: Highland Boulevard is the main road, carrying TransLink routes 246 and 232; Capilano Road on the west side carries routes 232 and 236 toward Grouse Mountain and south to Marine Drive and the Lions Gate Bridge; the Upper Levels Highway (Highway 1) is reached via Capilano Road or Edgemont Boulevard.
  • Transit anchors: route 246 (Downtown / Highland) runs via Marine Drive, Capilano Road, Ridgewood Drive, Edgemont Boulevard, Highland Boulevard and Montroyal Boulevard, with downtown-bound trips crossing the Lions Gate Bridge; route 232 (Grouse Mountain / Phibbs Exchange) runs via Highland Boulevard, Edgemont Boulevard and Capilano Road; route 236 runs on Capilano Road. There is no rapid transit and no condo node inside Canyon Heights.

Good to know about Canyon Heights condos

  • The boulevard changes neighbourhoods mid-corridor. Highland Boulevard carries both Canyon Heights and Edgemont addresses: the condo stock on Connaught Crescent and the "EIGHT" duplex project at 3206 Highland Boulevard are Edgemont, while the Canyon Heights stretch west of the village is detached houses only — a "Highland Boulevard condo" search result is almost never in Canyon Heights.
  • The flood data runs to 2100. The District's GeoWeb flood construction level data is modelled to a 2100 (2080s) horizon plus 0.6 m — a long-horizon number that can surprise a buyer pricing a river-side renovation off today's water levels.
  • Murdo Frazer's courts were restated in 2025. The Edgemont-area District park east of Canyon Heights carries 6 tennis courts and 6 pickleball courts in the District's Outdoor Sports Courts Optimization Strategy, approved July 21, 2025 — the shared amenity base for a neighbourhood with no strata amenity rooms.

Sources for the condo notes on Canyon Heights

Townhome complexes in Canyon Heights

Streets, schools and transit near Canyon Heights townhomes

  • Where the townhouse stock concentrates: nowhere inside Canyon Heights. The District's attached stock concentrates in its centres — Lynn Valley Town Centre, Lions Gate Village and Edgemont Village — all outside Canyon Heights, with Edgemont the immediate neighbour to the east.
  • Main streets and transit: Highland Boulevard is the main road, carrying TransLink routes 246 and 232; Capilano Road on the west side carries routes 232 and 236 toward Grouse Mountain and south to Marine Drive and the Lions Gate Bridge; the Upper Levels Highway (Highway 1) is reached via Capilano Road or Edgemont Boulevard. Route 246 (Downtown / Highland) runs via Marine Drive, Capilano Road, Ridgewood Drive, Edgemont Boulevard, Highland Boulevard and Montroyal Boulevard, with downtown-bound trips crossing the Lions Gate Bridge; the SeaBus at Lonsdale Quay crosses to Waterfront Station in 12 minutes, every 15 minutes during the day. There is no rapid transit and no townhouse node inside Canyon Heights.
  • Highlands Elementary, 3150 Colwood Drive, and Cleveland Elementary, 1255 Eldon Road, sit beside the area, and Handsworth Secondary is at 1033 Handsworth Road. SD44 has elementary (K–7) and secondary (8–12) schools only, with no middle tier, and catchments are address-based.

Local rules that affect townhome buyers in Canyon Heights

  • Form B diligence (strata purchases in the neighbouring centres): Strata Property Act s. 59 — the Form B states the lot's monthly strata fees, amounts owing, approved special levies still payable, the CRF balance and an insurance summary, with the rules, current budget, any Rental Disclosure Statement and the most recent depreciation report attached; provided within 7 days, maximum $35 plus up to 25 cents per page.
  • Fee-simple homes (the stock that does exist here): Canyon Heights is in the District of North Vancouver, not the City of North Vancouver — the City's OCP 8400 / Zoning 6700 do not apply here.
  • District zoning and plan: District of North Vancouver Official Community Plan, Bylaw 7900 (including its Schedule B Development Permit Areas), and Zoning Bylaw 3210 — Section 525 (Bylaw 8799) sets the R1 minimum lot at 4,000 m² / 30 m width / 34 m depth and standard R2 at 660 m² / 18 m / 34 m, with modifiers R2(S1) at 335 m² / 10 m, R2(S2) at 1,100 m² / 24 m and R2(S3) at 4,000 m² / 30 m; an R2 principal building may include a secondary suite, and a coach house is a dwelling unit accessory to and detached from the principal dwelling unit.

Good to know about Canyon Heights townhomes

  • The library is on the same boulevard, in the next neighbourhood. The Capilano Library, 3045 Highland Boulevard, is described by the North Vancouver District Public Library as "located in the heart of Edgemont Village" — east of Canyon Heights on the same street its townhouse searches run on, and the Delbrook Community Recreation Centre, 851 West Queens Road, south-east of the area, is the nearest full-service NVRC centre.

The province-wide rules are on one page: BC townhome buying rules.

Sources for the townhome notes on Canyon Heights

Lots and land in Canyon Heights

Fee-simple lots

  • R1 / R2 lot fabric: detached houses under Zoning Bylaw 3210, Section 525 (Bylaw 8799), on the Highland Boulevard plateau between the Capilano River and the Mosquito/Mackay creek ravines. Section 525 states the R1 zone minimum lot is 4,000 m² with 30 m width and 34 m depth, and standard R2 is 660 m² with 18 m width and 34 m depth, with modifiers R2(S1) at 335 m² / 10 m, R2(S2) at 1,100 m² / 24 m and R2(S3) at 4,000 m² / 30 m. These are zone minimums, not a claim about any existing lot's size — the zone for a specific lot is confirmed through the District's GeoWeb. A fee-simple lot carries no strata, no Form B and no strata fees.
  • Suites as lot value: an R2 principal building may include a secondary suite, and a coach house is a dwelling unit accessory to and detached from the principal dwelling unit; since June 2024, District zoning permits a principal dwelling, a secondary suite and a coach house — three units total — on all single-family zoned properties within the Urban Containment Boundary. A suite or coach house is part of the house lot's ownership, not a separately saleable lot.
  • Serviced position, as the District states it: District single-family utility fees in 2026 include water at $932.80 and sewer/drainage at $1,255.60, with combined single-family utilities of $2,571 in 2026 — Canyon Heights' established lots sit inside that District serviced system on that wording.
  • Check the parcel on ALC mapping before applying any ALR rule.
  • Hazard-shaped land: District OCP Bylaw 7900, Schedule B sets seven Development Permit Areas, including Protection of the Natural Environment, Streamside Protection, Wildfire Hazard, Creek Hazard and Slope Hazard — a Canyon Heights property can fall in one of these areas along the Capilano River side and on steeper ground, and the District publishes property-level GeoWeb reports, including modelled flood construction levels for a 2100 (2080s) horizon plus 0.6 m. Gross lot area is not buildable area here.

Development proposals

  • Separately from the zero known presale projects of any kind inside Canyon Heights.

  • Streets, schools and transit near Canyon Heights lots

    Municipality
    District of North Vancouver, BC — Canyon Heights is an Upper Capilano neighbourhood on the Highland Boulevard corridor, west of Edgemont Village and east of the Capilano River.
    Nearby areas
    Edgemont Village (east), Capilano Highlands (north), Forest Hills (north-east), Grouse Woods (north-west, across the Capilano River side) and Queensdale (south-east).
    Roads and transit
    Highland Boulevard is the main road, carrying TransLink routes 246 and 232; Capilano Road on the west side carries routes 232 and 236 toward Grouse Mountain and south to Marine Drive and the Lions Gate Bridge; the Upper Levels Highway (Highway 1) is reached via Capilano Road or Edgemont Boulevard. Route 246 (Downtown / Highland) runs via Marine Drive, Capilano Road, Ridgewood Drive, Edgemont Boulevard, Highland Boulevard and Montroyal Boulevard, with downtown-bound trips crossing the Lions Gate Bridge.
    Schools
    SD44 catchments are address-based, with no middle tier (K–7 elementary, 8–12 secondary). Highlands Elementary, 3150 Colwood Drive, and Cleveland Elementary, 1255 Eldon Road, sit beside the area.
    Parks and services
    Capilano River Regional Park (Metro Vancouver), on the Capilano River west of the area, offers the Capilano Pacific Trail and the Coho Loop Trail; Mosquito Creek and Mackay Creek run through the Upper Capilano ravines east of the area. The Delbrook Community Recreation Centre, 851 West Queens Road, south-east of the area, is the nearest NVRC full-service centre; the Capilano Library, 3045 Highland Boulevard, is in Edgemont Village, east of the area. Lions Gate Hospital, 231 East 15th Street, North Vancouver, serves the North Shore.

Local rules that affect land buyers in Canyon Heights

  • OCP + zoning (District only): District of North Vancouver Official Community Plan, Bylaw 7900 (including its Schedule B Development Permit Areas), and Zoning Bylaw 3210, Section 525 (R1/R2 minimums in Sections 1–2). The City of North Vancouver's OCP 8400 / Zoning 6700 belong to the city only and are never imported here.
  • SSMUH / added units, as the District and Province state them: three units total (principal, secondary suite, coach house) are permitted on single-family zoned lots within the Urban Containment Boundary since June 2024. The District's GEOweb SSMUH classification shows non-exempt lots potentially allowing up to 3 units at 280 m² or less, up to 4 units above 280 m², and up to 6 units above 280 m² within 400 m of a frequent-transit bus stop; provincial rules set 3 units on lots of 280 m² or smaller, 4 units on larger lots, and 6 units on larger lots within 400 m of a prescribed bus stop. Verify the parcel's classification before pricing in unit potential.
  • The process documented instead: confirm the zone and GeoWeb property report (including hazard layers and the modelled flood construction level) for the parcel, then confirm servicing and any off-site works with the District before subjects.
  • Hazard development permits: OCP Bylaw 7900, Schedule B sets seven Development Permit Areas, including Protection of the Natural Environment, Streamside Protection, Wildfire Hazard, Creek Hazard and Slope Hazard — whether a lot is in one is a District GeoWeb map check, and creek, slope and wildfire permit areas can add geotechnical and permit cost to a rebuild on river-side and steep lots.
  • Strata block: Form B diligence (fees, amounts owed, levies, CRF balance, insurance summary; within 7 days, max $35 + 25¢/page); depreciation reports on a 5-year cycle for stratas with 5+ lots since July 1, 2024; minimum 10% CRF contribution since November 1, 2023; rental-restriction bylaws void since November 24, 2022 (short-term restrictions may still apply by bylaw); only 55+ age bylaws valid under SPA ss.123.1/123.2, with May 1, 2023 exemptions (younger spouse/partner, caregivers, legacy residents, defined children). A listing's "45+" line is not a valid BC age bylaw.

Good to know about Canyon Heights lots

  • The plateau is split by creeks, not just streets: Mosquito Creek and Mackay Creek run through the Upper Capilano ravines east of the area — District planning material describes Mosquito Creek as a "creekside natural area with well used trails" and MacKay Creek as a "creekside natural area with fish habitat" — so two lots on the same street can sit in different permit regimes.
  • The flood number is modelled to 2100, plus 0.6 m: the District's GeoWeb flood construction levels are modelled for a 2100 (2080s) horizon plus 0.6 m — a rebuild priced off today's water level alone is priced off the wrong document.
  • The retail is in the next neighbourhood, by plan: the District's OCP names Edgemont, immediately east, as one of its six Village Centres (with Lions Gate, Queensdale, Maplewood, Parkgate and Deep Cove) — Canyon Heights itself has no confirmed shopping centre or grocery store on a District source, and that is the plan working as written, not a gap about to be filled.
  • A direct downtown bus runs off the plateau: route 246 runs from Highland Boulevard via Edgemont and Capilano Road directly downtown over the Lions Gate Bridge, and route 232 links the area to Grouse Mountain and Phibbs Exchange — the car-light case for these lots rests on those two routes, not on a station.
  • No market figure exists to quote for this plateau: North Vancouver is outside SnapStats coverage entirely, so any Canyon Heights median, ratio or trend figure attributed to SnapStats anywhere should be treated as an error.

The province-wide rules are on one page: BC land buying rules.

Sources for the land notes on Canyon Heights

Duplexes and half duplexes in Canyon Heights

What a duplex looks like in Canyon Heights

  • The usual duplex form: Canyon Heights' realistic smaller-form purchase is not a duplex complex at all — since June 2024, District zoning permits a principal dwelling, a secondary suite and a coach house (three units total) on all single-family zoned properties within the Urban Containment Boundary, on one lot's title. The standing duplex form class is individual duplex buildings on single lots built under the zoning of their day inside the District's detached-residential frame. A specific duplex is verified on its title (one lot, strata plan, or subdivided pair).

Local rules that affect duplexes in Canyon Heights

  • Since June 2024, District zoning permits a principal dwelling, a secondary suite and a coach house — three units total — on all single-family zoned properties within the Urban Containment Boundary. A suite or coach house is part of the house lot's ownership — it cannot be bought separately. The District's GEOweb SSMUH classification shows non-exempt lots potentially allowing up to 3 units at 280 m² or less, up to 4 units above 280 m², and up to 6 units above 280 m² within 400 m of a frequent-transit stop. SSMUH adds unit potential on one title; it does not by itself split a duplex into separately titled halves.

The province-wide rules are on one page: BC duplex and half-duplex buying rules.

What's nearby Canyon Heights

Times are from OpenStreetMap routing, November 2026.

Transit

  • Nearest bus exchange: Phibbs Exchange, terminus of route 232.
  • Route 232 Grouse Mountain / Phibbs Exchange, via Highland Boulevard and Edgemont Boulevard, TransLink.
  • Route 246 Downtown / Highland, via Highland Boulevard and Montroyal Boulevard, TransLink.

Parks and recreation

  • Capilano River Regional Park, on the Capilano River west of the area.
  • Murdo Frazer Park, named in the District of North Vancouver park zoning list.
  • Capilano Library, 3045 Highland Blvd.

Groceries and shopping

  • Thrifty Foods Edgemont Market, 3210 Edgemont Blvd.

Measured walking and driving times

Measured on November 2, 2026 with OpenStreetMap routing (OSRM for driving, routed-foot for walking), from Canyon Heights Elementary, 4501 Highland Blvd
ToHowMinutesDistance (km)
Handsworth SecondaryWalk120.9
Capilano LibraryDrive42.2
Phibbs ExchangeDrive129.1

Sources for what’s nearby

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